There are a couple of ways, but this is what I'd do for solid long-term results.

Good solid neighborhood will be around 1% in OKC or Tulsa.

We have a 6-unit & had the 20yr old $1/wash/dry machines that were rock solid.

You should consider investing out of state where its cheaper and cash flows are solid (TX and OK) or taking a portion of your cash and investing in joint ventures partnering on deals.

LVP is a popular and solid choice these days for sure!  

Even if your house cash flows $250/month, which would be solid, your ROE on $115k of equity is 2.6%.

Hi all,Can anyone recommend some General Contractors in Memphis or the surrounding area that has done solid work for you, and hasn't screwed you too badly?

If you get preapproved with a Hard Money lender you can buy a distressed property but if all you can get approved for is an fha loan it has to be a pretty solid property, of course unless you use the 203k product.

@Matthew Wilson,  You have received solid advice above.   

Bernie Sanders wants a 25% “house flipping” tax levied against investors who sell a property at a profit within five years of purchase.He also wants a 2 percent “empty homes tax” on the property value of vacant homes in order to discourage real estate investment.From Bernie's Website"When Bernie is president, he will:Create an office within the Department of Housing and Urban Development to coordinate and work with states and municipalities to strengthen rent control and tenant protections, implement fair and inclusive zoning ordinances, streamline review processes and direct funding where these changes are made.This office will convene key leaders, academics, experts, local officials, renters, tenants, and homeowners to create and implement these necessary solutions.Preempt laws that prevent inclusionary zoning for luxury developments.End exclusionary and restrictive zoning ordinances and replace them with zoning that encourages racial, economic, and disability integration that makes housing more affordable.Require that recipients of federal funding from the Department of Transportation and the Department of Housing and Urban Development make these important zoning reforms.Provide funding to states that preempt local exclusionary zoning ordinances to make housing more equitable, accessible and affordable for all.Make federal funding contingent on creating livable communities.Encourage zoning and development that promotes integration and access to public transportation to reduce commuting time, congestion and long car commutes.Prioritize projects that reduce greenhouse gas emissions, create walkable and livable communities, and reduce urban sprawl.Encourage zoning and development designed to expand and maximize the number of units fully accessible to people with disabilities.Place a 25 percent House Flipping tax on speculators who sell a non-owner-occupied property, if sold for more than it was purchased within 5 years of purchase.Impose a 2 percent Empty Homes tax on the property value of vacant, owned homes to bring more units into the market and curb the use of housing as speculative investment.Encourage “circuit breakers” on property taxes to protect homeowners in gentrifying neighborhoods from being priced out of their own homes as their property values rise.READ MORE: https://berniesanders.com/issues/housing-all/From my point of view, anything that impedes or obstructs REI's cash flow is a bad thing.